When you re-roof... (by FabricGal [CA]) Dec 3, 2021 3:45 AM|
When you re-roof... (by Jim in O C [CA]) Dec 3, 2021 4:56 AM
When you re-roof... (by Steve [MA]) Dec 3, 2021 5:54 AM
When you re-roof... (by myob [GA]) Dec 3, 2021 7:21 AM
When you re-roof... (by Robert J [CA]) Dec 3, 2021 7:23 AM
When you re-roof... (by Nellie [ME]) Dec 3, 2021 7:32 AM
When you re-roof... (by plenty [MO]) Dec 3, 2021 7:45 AM
When you re-roof... (by Fabric Gal [CA]) Dec 3, 2021 10:28 AM
When you re-roof... (by Homer [TX]) Dec 3, 2021 11:07 AM
When you re-roof... (by Nicole [PA]) Dec 3, 2021 11:37 AM
When you re-roof... (by RobertOntarioCanada [ON]) Dec 3, 2021 7:17 PM
When you re-roof... (by Landlord ofthe Flies [TX]) Dec 3, 2021 7:30 PM
When you re-roof... (by Gail K [GA]) Dec 3, 2021 8:47 PM
When you re-roof... (by Ray-N-Pa [PA]) Dec 6, 2021 6:24 AM
When you re-roof... (by Still Learning [NH]) Dec 6, 2021 11:47 AM
When you re-roof... (by Nicole [PA]) Dec 6, 2021 12:22 PM
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When you re-roof... (by FabricGal [CA]) Posted on: Dec 3, 2021 3:45 AM
When you want to re-roof a single family home rental, and it takes maybe 4 to 7 days to do from start to finish, do the tenants stay at the house or, in Cali, are we supposed to displace them and pay for a hotel like when the house is tented for termites? (thank goodness it doesn't need to be tented for termites!)
I've had my own SFH re-roofed -- once with a third layer added, and another time with all layers torn off & a fresh new roof put on -- and I've stayed in my home. It was a bit noisy now and then but no bit deal.
When you re-roof... (by Jim in O C [CA]) Posted on: Dec 3, 2021 4:56 AM
On 3 different SFH’s the roof took 3 or 4 days and the workers were there from 7 am to 4 pm so they stayed put. I re-roofed before any water damage happened inside. --99.23.xxx.x
When you re-roof... (by Steve [MA]) Posted on: Dec 3, 2021 5:54 AM
As a LL & a contractor, I've never had anyone need to move out during a normal reroofing project. Unless you were repairing damage to the actual roof structure as a result of something like a tree piercing it, why would you even consider paying for your tenants to stay elsewhere? As far as the noise goes do you offer your tenants any compensation when loud construction noise occurs on an adjoining property?
If you wanted to be a nice LL, you might give them a gift card for a local restaurant. --71.174.xx.xxx
When you re-roof... (by myob [GA]) Posted on: Dec 3, 2021 7:21 AM
I've had at least 40 sfh's roofed and re-roofed.
If a roofer even thought of 2 days-- he wasn't used. There have been a few occasions when decking was found bad and that is understandable that more time was needed. We have all materials on site along with a dumpster placed where the foreman wants it-- not where the delivery man wants it.
We have never asked tenants to leave. We did advise that there would be some inconvenience. AND THAT'S ALL IT WAS. DON'T MAKE A BIG DEAL OUT OF IT.
Our SFH's are average 1200sq ft most are 1 story and pitch is easy to work.
I hope you don't mind but I can't help but mention your statement about 3rd roof. That may be OK in CA but it can be very dangerous. You are talking thousands of extra pounds on roof trusses. In snow belt this would NEVER work. --99.103.xxx.xxx
When you re-roof... (by Robert J [CA]) Posted on: Dec 3, 2021 7:23 AM
It all depends on the condition of your current roof and how many layers you have underneath. In California you are allowed to have 3 layers before you'll have to do a tear off. And if you had wood shake as a first layer, then you may have to have plywood installed over wood runners.
If the current layer is deteriorating, then you may have to tear off the old roofs anyways.
When I replace a roof, if I'm putting a new layer over the current roof, the job will take 1-1/2 days. If I'm doing a tear off, then figure around 3 days. If I have to install plywood after a tear off, then add 2 days. So from 1-1/2 days to 5 days.
No tenants don't have to leave. But you have to have 1 door that they can enter and exit that is protected from falling debris. --47.155.xx.xxx
When you re-roof... (by Nellie [ME]) Posted on: Dec 3, 2021 7:32 AM
Tenant stays. We had an extensive reroofing project done (removed slate, steeper roof pitch for one section, new stringers put on, foam insulation sprayed, new decking, then the shingles, etc) and the tenants stayed. It was a 2 week project. --76.179.xxx.xx
When you re-roof... (by plenty [MO]) Posted on: Dec 3, 2021 7:45 AM
Had four roofs replaced this year. Single family homes. All residents stayed in place. No one asked to be put up somewhere else. Also the work stayed at daylight and continued until dark. Only one resident call me to say they had no idea of the amount of noise they could hear inside the house. And it scared their little kid. --172.58.xxx.xxx
When you re-roof... (by Fabric Gal [CA]) Posted on: Dec 3, 2021 10:28 AM
Thank you, everyone, for your input!
Fab Gal --68.8.xxx.xxx
When you re-roof... (by Homer [TX]) Posted on: Dec 3, 2021 11:07 AM
4-7 days? Find a new crew. I had 16 houses roofed this year so far, average number of squares is 25 per. Not a single house took more than 12 hours. Most took about 8, including removing of old shingles. Since we had a major hail storm , I saw several in my area they also replaced the decking, those only took a full day as well.
Seriously find a new crew. --66.169.xxx.xxx
When you re-roof... (by Nicole [PA]) Posted on: Dec 3, 2021 11:37 AM
I'm with Homer. Tearing off,fixing whatever wood needs repaired and under layment plus shingles shouldn't take more than a day. A lot of smaller guys take two days but a big company? Just one. When I asked about it earlier this year, he said they just put an extra guy or two on the large projects so they can get there and get done.
I watched at my neighbor's house -- a regular shaped rectangle rancher about 2000 square feet. They had six guys up there tearing off - 3 in the front and 3 in the back. I walked away and when I went back to the window they were done. I think two or possibly three stayed to do the shingles. --98.237.xxx.xx
When you re-roof... (by RobertOntarioCanada [ON]) Posted on: Dec 3, 2021 7:17 PM
Found from personal experience that the straight panel metal roof is a better option where upfront cost is more. Since installing a metal roof on the house in 2005 the house next door has gone through three shingle roofs where 2005 spent $5,000 dollars including the 7 per cent tax. The seamless steel looks better. In town here every roofer will avoid installing a roof that lasts 20 to 30 years as one told me the average homeowner lives here for 10 years where it is a never ending cycle. If a visit to the building supply stores or hardware stores they do not even bring up metal roofs as shingles will last a shorter time period. In the event of severe weather metal roofs stand up better to high winds. So if the upfront cost is more but will last longer then the cost is lower. Look at the warranties where metal roof warranties are not prorated. --99.236.xxx.xxx
When you re-roof... (by Landlord ofthe Flies [TX]) Posted on: Dec 3, 2021 7:30 PM
They stay, but have cars park where they can avoid nails. Make sure roofers run a magnet over yard and visibly inspect sidewalks, patios, street, and driveway for nails. There will be lots of roofing nails. Worst part is that they have big flat heads and can land nail up so suggest they park on street while work being done and warn them of nails so they don't try to hit you up for a set of tires. --108.69.xxx.xxx
When you re-roof... (by Gail K [GA]) Posted on: Dec 3, 2021 8:47 PM
4=7 days? What are they doing...making the shingles?
No reason to get tenants into a hotel even in crazy California.
When you re-roof... (by Ray-N-Pa [PA]) Posted on: Dec 6, 2021 6:24 AM
Boy I used to be a huge fan of metal based on the cost and speed. The cost per foot has tripled.......
Just the same no more than 2-3 days on a larger roofer from a group of pros.
Maybe the folks you have are driving an old Chevy S-10.....which is great to trim bushes but not work up on a roof --24.101.xxx.xxx
When you re-roof... (by Still Learning [NH]) Posted on: Dec 6, 2021 11:47 AM
Give notice ahead if anyone works from home so they can plan ahead to work elsewhere if they choose to. Also give warning about cars that will be needed to be moved during reroofing and the warning about nails. --107.77.xxx.xxx
When you re-roof... (by Nicole [PA]) Posted on: Dec 6, 2021 12:22 PM
another place to look for nails is in the vicinity of the dumpster - once it's pulled. Roofers are gone by then so the magnet doesn't help. --98.237.xxx.xx
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